1093 N Sam Houston Blvd · San Benito, TX 78586

$160,000

4 bd · 2.5 ba · 2,618 sqft · SingleFamily public records · 61 Days on market

Built 1975 9,000 sqft lot $61/sqft · at area comps Est $165k · at est.

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.9/15.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a Residential/Commercial property right in the Heart of San Benito? Look no more this home located in a mixed-use area with strong potential. Ideal for investors or buyers looking for a property with flexibility and proximity to commercial activity. Zoned Commercial C-1. Buyer to verify all zoning, use, and restrictions.

Key facts

• Mixed-use area
• Zoned commercial c-1
• 9,000 sq ft lot

Tags

• MIXED-USE AREA
• ZONED COMMERCIAL C-1

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $640 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 3.7% in San Benito — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 66/100 on livability (#621 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, schools D-, amenities F.
• San Benito CISD (suburban): math 14% / reading 27% proficiency, ranked #782 of 826 in TX (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 441 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Cameron County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.50% ✓
• Cap rate: 11.09%
• Cash-on-cash: 17.13%
• DSCR: 1.76
• GRM: 5.6

CMA / ARV

• ARV (median comp): $165,276
• List price: $160,000
• Delta: -3.19%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.5%
• Equity multiple: 1.33×
• Total profit: $14,939
• Equity at exit: $23,857

10-year hold

• IRR: 17.8%
• Equity multiple: 2.47×
• Total profit: $65,987
• Equity at exit: $13,834

Cash invested: $44,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 78586

• Home prices YoY: -24.9%
• Active inventory: 441
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,400 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$351 /mo · $4,208/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $640

Break-even live

Break-even rent $1,590

Max offer price $160,000

Occupancy floor 68%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
232 Palmero St San Benito, TX	4.0	3.5	2320	$2,400	$1.03	21d	1	1.12mi

Listing history 31 events

1. 2026-06-18
   days on market $160,000 Active 61 DOM
2. 2026-06-17
   days on market $160,000 Active 60 DOM
3. 2026-06-16
   days on market $160,000 Active 59 DOM
4. 2026-06-15
   days on market $160,000 Active 58 DOM
5. 2026-06-14
   days on market $160,000 Active 56 DOM
6. 2026-06-10
   days on market $160,000 Active 53 DOM
7. 2026-06-09
   days on market $160,000 Active 52 DOM
8. 2026-06-08
   days on market $160,000 Active 51 DOM
9. 2026-06-07
   days on market $160,000 Active 50 DOM
10. 2026-06-03
    days on market $160,000 Active 46 DOM
11. 2026-06-02
    days on market $160,000 Active 45 DOM
12. 2026-06-01
    days on market $160,000 Active 44 DOM
13. 2026-05-31
    days on market $160,000 Active 43 DOM
14. 2026-05-30
    days on market $160,000 Active 42 DOM
15. 2026-04-16
    listed $160,000 Active 334-char remark

    Show marketing remark (334 chars)

    Looking for a Residential/Commercial property right in the Heart of San Benito? Look no more this home located in a mixed-use area with strong potential. Ideal for investors or buyers looking for a property with flexibility and proximity to commercial activity. Zoned Commercial C-1. Buyer to verify all zoning, use, and restrictions.

16. 2025-12-28
    price $158,800
17. 2025-11-13
    price $170,000
18. 2025-09-19
    price $180,000
19. 2024-09-06
    status Active
20. 2024-09-06
    soldstatus Closed
21. 2024-09-06
    soldstatus Closed
22. 2024-09-06
    soldstatus
23. 2024-08-24
    status Pending
24. 2024-08-24
    status Pending
25. 2024-08-23
    price $109,949
26. 2024-08-16
    price $109,950
27. 2024-08-16
    price $109,950
28. 2024-08-05
    price $129,950
29. 2024-08-05
    price $129,950
30. 2024-07-13
    listed $149,950 Active
31. 2024-07-13
    listed $149,950 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $4,208 · $351/mo
• Projected year-2 tax: $4,208 · $351/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 28% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 26 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,800
• − Mortgage interest: −$8,962
• − Property taxes: −$4,208
• − Insurance: −$800
• − Repairs & maintenance: −$2,304
• − Management: −$2,304
• − Depreciation: −$4,655
• Taxable income: $5,567
• Est. tax owed @ 24.0%: −$1,336
• After-tax cash flow: $6,339/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: San Benito CISD
• NCES district ID: 4838790
• Math proficiency: 14% ▼ -31.00%
• Reading proficiency: 27% ▼ -10.00%
• Median HH income: $29,403
• Composite: 16.31/100
• National rank: #9212
• State rank: #782 of 826 in TX

Livability — San Benito

• Score: 66/100
• State rank: #621
• US rank: #11846

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment F Housing A+ Health & safety B- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Benito, TX
• Population (ZIP): 49,103

Population outlook (Cameron County) Hauer SSP2

• Today (2025): 441,603 people
• By 2030: 448,113 · +1.5%
• By 2040: 456,385 · +3.3%
• By 2050: 456,294 · +3.3%
• By 2075: 423,851 · -4.0%
• By 2100: 342,787 · -22.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (93%)
• Race & ethnicity: Hispanic / Latino 93% Two or more races 42% White 6%
• Hispanic origin (detail): Mexican 90%
• Foreign-born: 23% · Canada
• Languages at home: 29% English-only · Spanish 70%

Political lean MEDSL · Cameron

• 2024 margin: Lean R (+5.8) · D 46.7% · R 52.5%
• 2008→2024 swing: -34.6pp toward R · 2008: 28.8pp · 2024: -5.8pp
• All cycles: 2024: R+5.8 2020: D+13.2 2016: D+32.5 2012: D+32.4 2008: D+28.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -62.37%
• Current HPI: 188.147
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

+6.7% since first listed

17 events — show timeline

• 2026-04-16 Listed $160,000 RGVMLS
• 2025-12-28 Price Changed $158,800 RGVMLS
• 2025-11-13 Price Changed $170,000 RGVMLS
• 2025-09-19 Price Changed $180,000 RGVMLS
• 2024-09-06 Relisted — RGVMLS
• 2024-09-06 Sold (Public Records) — Public Records
• 2024-09-06 Sold (MLS) — SPIBOR
• 2024-09-06 Sold (MLS) — RGVMLS
• 2024-08-24 Pending — RGVMLS
• 2024-08-24 Pending — SPIBOR
• 2024-08-23 Price Changed $109,949 RGVMLS
• 2024-08-16 Price Changed $109,950 RGVMLS
• 2024-08-16 Price Changed $109,950 SPIBOR
• 2024-08-05 Price Changed $129,950 SPIBOR
• 2024-08-05 Price Changed $129,950 RGVMLS
• 2024-07-13 Listed $149,950 RGVMLS
• 2024-07-13 Listed $149,950 SPIBOR

Property tax history

+10.3%/yr

Latest (2025): $4,208 · +0.5% YoY. Source: county tax records.